Waterbay
Waterbay is an executive condominium in District 19 (Hougang / Punggol / Sengkang), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,504 psf from 24 sales.
At a glance
- District
- District 19 (Hougang / Punggol / Sengkang)
- Region
- Outside Central Region
- Type
- Executive Condominium
- Tenure
- 99-year lease from 2012, about 85 years left
- Completed
- 2016, about 10 years old
What the prices say
The median home in Waterbay sold for S$1,685,000: the middle of 24 sales in the 12 months to August 2026.
That is about the same as the middle condo project in District 19 (Hougang / Punggol / Sengkang) (S$1,550 psf, across 132 projects), within 3%. By price per square foot it ranks 51st of the 74 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,002 psf in 2021 (100 sales) and S$1,505 psf in 2026 so far (17 sales), up about 50%. The highest year in the record was 2025 at S$1,453 psf.
Higher floors sold for more here: floors 11 to 15 at S$1,490 psf against S$1,436 psf on floors 1 to 5, about 4% more per square foot (24 months).
By unit size (24 months): 900 to 1,199 sq ft at S$1,476 psf and 1,200 to 1,499 sq ft at S$1,442 psf. Price per square foot was similar across sizes.
Against similar projects in the district
This project and the three others in District 19 (Hougang / Punggol / Sengkang) whose median over the last 12 months is closest to Waterbay's S$1,504 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,489 psf, about the same as Waterbay (within 2%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| Waterbay | S$1,504 psf | 24 |
| Waterwoods | S$1,504 psf | 17 |
| The Amore | S$1,489 psf | 23 |
| The Waterline | S$1,479 psf | 7 |
What sells here
24 homes sold in the last 12 months, up from 23 in the 12 months before.
The most common size was 900 to 1,199 sq ft, with 30 of the 47 sales in the last 24 months, well over half.
None of the 47 sales in the last 24 months were first sales of new units: all 47 were resales.
The first new sale in our records was in February 2012.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,300 a month (19 contracts). The district's median across every contract was S$3,600, so rents here ran well above it: about 19% higher.
Over the 24 months the median rent was S$4,300 (38 contracts), the same as the latest 12 months.
By bedrooms: 3 bedrooms S$4,300 (12) and 4 or more bedrooms S$4,900 (5). The figure in brackets is the number of contracts.
Setting rent against price for 900 to 1,199 sq ft homes (14 rentals and 14 resale or sub-sale transactions) gives a gross yield estimate of 3.1%: a median rent of S$4,300 a month against a median price of S$1,656,500. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
50 other projects in District 19 (Hougang / Punggol / Sengkang) were completed within 5 years of Waterbay and have a price. Their middle price was S$1,616 psf, so Waterbay sold a little below projects of a similar age: about 7% lower.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Waterbay. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Waterbay?
S$1,504 psf in the 12 months to August 2026, from 24 sales. For the median home that is S$1,685,000.
How many homes sold in Waterbay?
24 in the last 12 months and 47 in the last 24 months, across all sale types.
What do homes in Waterbay rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,300 a month, from 19 contracts.
What is the rental yield in Waterbay?
Between 3.1% and 3.1% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Waterbay?
It is a 99-year lease from 2012, which leaves about 85 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,504 psf | S$1,685,000 | 24 |
| Last 24 months | S$1,472 psf | S$1,680,000 | 47 |
| Last 5 years | S$1,263 psf | S$1,549,000 | 134 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,002 psf | 100 |
| 2022 | S$1,157 psf | 29 |
| 2023 | S$1,254 psf | 20 |
| 2024 | S$1,394 psf | 27 |
| 2025 | S$1,453 psf | 21 |
| 2026 (to August) | S$1,505 psf | 17 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,436 psf | 16 |
| Floors 6 to 10 | S$1,492 psf | 15 |
| Floors 11 to 15 | S$1,490 psf | 12 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$1,476 psf | 30 |
| 1,200 to 1,499 sq ft | S$1,442 psf | 13 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Waterbay, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,300 a month | 19 |
| Last 24 months | S$4,300 a month | 38 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | Under 5 contracts | 2 | Under 5 contracts |
| 3 bedrooms | S$4,300 a month | 12 | S$4,300 a month |
| 4 or more bedrooms | S$4,900 a month | 5 | S$4,800 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 19 (Hougang / Punggol / Sengkang)
- Rents for every district, by size
- Rent against price for Waterbay, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Waterbay, with a likely range and the recent sales behind it. Sign in is free.
Open Waterbay in Condo AtlasOther condos in District 19 (Hougang / Punggol / Sengkang)
- Watertown
- Waterwoods
- Wembly Residences
- Yi Mei Gardens
- 21 Richards
- 3@phillips
- 3@sandilands
- 57 @ Kovan
- 8 Eden Grove
- A Treasure Trove
- Affinity at Serangoon
- Affluence Court
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.